Architects or prefab house cost calculation and next steps

  • Erstellt am 2021-07-09 23:19:14

mk_2021

2021-07-09 23:19:14
  • #1
Hello everyone,

we have been dealing with the topic of house construction for quite some time now. And the more we inform ourselves, the more overwhelmed we feel. We have a plot of land in NRW in sight. Of course, a house is supposed to be built on it now.

1) Our first step led us to an architect. Overall, the appointment was very pleasant and we felt quite comfortable. The rude awakening, however, came with the first cost calculation
Construction costs (185sqm at €2,600/sqm for reasonable quality): €480k
Basement (110sqm at €1,700/sqm): €190k
Double garage: €40k
Fireplace/stove: €15k
Kitchen: €40k
Additional construction costs (e.g. architect, structural engineer, soil survey, TGA planner) (25% of construction costs incl. garage etc.): €180k
Garden (e.g. access paths, paving, some hedges, terrace): €50k
Connection costs (e.g. electricity, gas, telephone): €12k
= €1 million

The numbers are only rough estimates. But €1 million, and that without the plot of land, already sounds steep. Are these figures realistic?

2) After we digested that, we went to a prefab house manufacturer and got information from a solid house builder Viebrockhaus
The prefab house manufacturer showed his best sales qualities in an initial conversation. A rough calculation looked as follows:
Construction costs (185sqm reasonable quality): €390k
Basement (€70k + €10k disposal of excavation. €600-750/sqm without finishing, +€15k finishing): €100k with very basic finishing
Double garage: €30k
Fireplace/stove: €10k
Kitchen: €20k
Additional construction costs/others (e.g. permits, earthworks): €30k
Garden (e.g. access paths, paving, very basic): €15k
Connection costs (e.g. electricity, gas, telephone): n/a so we assume €12k here again
= €607k

Sounds better already. Could that be possible?

The above data should serve as a first orientation. It is clear that you could also save on, for example, the basement. But this way it is comparable.

3) Price-wise, the prefab house looks significantly better of course. Therefore, we pursued this further. We were advised to have 3-5 prefab house builders make a plan and an offer so that one can compare. This of course means several sales talks and then architectural consultations.
Others said that it is better to take an independent architect and then get a cost estimate from 3-5 prefab house builders. We had no idea that this was possible. The architect under 1) was not at all enthusiastic about the prefab house idea and you had the feeling that we had hurt his architect’s pride.

What do you think, how should we proceed best? Are there recommendations for prefab/solid builders in NRW known for good value for money?

Thanks already for your help.
Marin
 

11ant

2021-07-10 01:46:34
  • #2
And now I come as a confusing third party and say: a freelance architect is good, but a cost estimate is nonsense. With the architect – whom you should preferably employ up to construction management – you conduct a tender, in which general contractors are also allowed to participate. (Quite some time) before the tender, you should have decided whether you want to build a stone or wooden house. There are some significant differences (except in quality level, where both offer a similarly wide range). However, the majority of architects are not equally at home in both worlds.

NRW is a large region and the area in which a construction company has a reputation is roughly the size of a governmental district. You can find here a forum section "Experiences with construction company XYZ," where several regions and companies have already been discussed.
 

KingJulien

2021-07-10 03:35:49
  • #3

Better calculate with 50k. In my experience, sellers usually state the additional construction costs far too optimistically, knowingly or unknowingly.

I estimate that with a basement, you will already spend the 30k just for earthworks, if that’s even enough.
 

nordanney

2021-07-10 07:49:14
  • #4
Yes, they are. Even if it is only a rough estimate. You are also building a large cabin + huge basement and surroundings. Of course, that can also be the case. But what additional specifications and/or services to be provided by you still come on top? You are now comparing two completely different houses. So apples and oranges. And in the end, both houses have to be built with building materials and craftsmen. Everything costs money – the prefab house builder cannot pay dumping wages nor get the materials at completely different prices. But only if you get three absolutely identical offers. That will not be the case, making the comparison almost hopeless. Of course it is possible. It has the advantage that you do not get an off-the-shelf house, but one that is individually tailored to you from the start. This also creates comparability between the companies (whether prefab house builders or normal general contractors). Otherwise, 11ant has already given good tips.
 

rick2018

2021-07-10 08:50:05
  • #5
Price-wise, I’m more on the architect’s side. Nowadays, that probably isn’t enough anymore. Here with us, you wouldn’t have made it 1-2 years ago.
 

Gerddieter

2021-07-10 09:43:44
  • #6
Well, I can't tell you which of the two is closer to reality... pricing is a huge mess. Although I suspect that the estimate from the general contractor at the second meeting will sound completely different... that's common practice with many.

I can only give you this advice: detach yourself as quickly as possible and before signing any contracts from this exact architect, as he does not seem to be open to your questions/wishes/interests...

GD
 

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